Often referred to as “The Gateway to the Hill Country,” Dripping Springs is a fast-growing community situated approximately 25 miles west of Austin. With its mix of urban and rural living, Dripping Springs is home to a variety of cultural, natural and artistic offerings. Whether it’s indulging in afternoon high tea at Tillie’s, exploring the natural wonders at Westcave or taking in a live music act at one of the city’s many entertainment venues, Dripping Springs residents are an active group. With Highway 290 running through the middle of town, Austin is just a quick trip away for commuters, students or those who want to visit the state capital. “I like to tell people that one of the great things about Dripping Springs is that you can turn left and be in Austin in half an hour or turn right and be in the country in half an hour,” says Realtor and Dripping Springs resident Betsy Smith. The Ally Medical Emergency Room is also located on 290, and the Austin-Bergrstrom International Airport is about 30 miles away. Because of its rural nature, Dripping Springs is a heavily car-dependent area, as there is no rapid transit system in the area. Walkability depends on the specific area of town, as sidewalks are not prevalent throughout the entire area.
Old meets new for more
There is a wide range of housing options in Dripping Springs, with homes ranging from cozy manufactured homes to new construction to sprawling houses on multi-acre lots. Some areas are heavily-wooded with houses separated by huge tracts of land, while others feature only newly-planted saplings in front of new construction homes. The median price of real estate in Dripping Springs is $850,000, and buyers should be prepared to pay an average of $344 per square foot. A typical three-bedroom, two-bathroom manufactured home can sell for $315,000, and prices can go up to $3.5 million for an expansive four-bedroom, four-bathroom ranch-style home on more than 50 acres.
Many neighborhoods share boundaries with other amenities like golf courses.
Plum Creek offers a mix of home styles and sizes.
Gracious setbacks are common in Harrison Hills.
Harrison Hills homes have larger lots set back from the roadway.
Harrison Hills homes will sometimes have mature trees untouched by the community development.
The Harrison Hills community offers large homes in a rural setting.
Single-level homes in Plum Creek have large square footage on ample lots.
Harrison Hills are typically large single-level homes on gracious lots.
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A-plus schools with 20 varsity sports
Dripping Springs is districted to the Dripping Springs Independent School District, which receives an overall rating of A-plus from Niche. Students in the area can attend Sycamore Springs Elementary, Dripping Springs Middle and Dripping Springs High School. Sycamore Springs earns an A-plus rating from Niche, Dripping Springs Middle earns an A and Dripping Springs High School earns an A-plus. Students at Dripping Springs High School can choose to participate in over 60 school-sponsored clubs, and they have the opportunity to play 20 different varsity-level sports. Alternatively, parents can avail themselves of several Austin-area private schools, including St. Stephen’s Episcopal School, rated the best private school in the Austin area by Niche.
Dripping Springs High School Tiger Stadium hosts various sports events.
Dripping Springs High School is in the top 100 high schools in Texas.
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Classic American dining and malls
With HEB in the neighborhood, a trip to the grocery store doesn’t require too much travel for Dripping Springs residents. Tractor Supply on the western edge of the neighborhood has most household necessities, but when residents need to go to Walmart or a similar store, that requires a trip to Austin. When residents need a little retail therapy, a variety of local retailers have shops along historic Mercer Street; for more mall-style shopping, Austin is down the highway. For dining out, locals love the Homespun Kitchen and Bar, which serves classic American fare in a casual, family-friendly environment.
Many Texas restaurants and bars are outdoor establishments.
You can find many of your favorite restaurants and stores in the Kyle Shopping Center.
Reviving old buildings and retrofitting them into new eateries helps provide Dripping Springs' antique charm.
Large shopping areas are along the Interstate 35 corridor of Hays County.
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Lead a horse to Dripping Springs
In the northern section of the neighborhood is Dripping Springs Ranch Park, a 130-acre space devoted to community engagement. Visitors have access to a playground, a fishing pond and over 6 miles of trails that wind throughout the park. The park is also home to an equestrian center and a wildlife preserve, both of which are open to the public. When the weather outside isn’t conducive to being outside, the Pound House Farmstead Museum offers visitors a chance to experience the historic past of Dripping Springs in this veritable time capsule, which includes a chance to view the roses that Sarah Pound brought with her as cuttings from a bush she had grown in Mississippi prior to moving to Dripping Springs with her husband in 1853.
Old Baldy Park takes you up 218 rock steps to 360-degree views of the Wimberley valley.
Larger city parks have splash pads for the kids to cool off and play.
Founders Memorial Park has a playground for local youths.
Hays County is an outdoor paradise where fishing is a common sight.
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Photography Contributed By
Adam Michaud
Video By
Rebecca Askin
Interested in learning more about homes in this area?
Reach out to
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GreatSchools:
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On average, homes in Dripping Springs, TX sell after 61 days on the market compared to the national average of 55 days. The median sale price for homes in Dripping Springs, TX over the last 12 months is $565,995, down 9% from the median home sale price over the previous 12 months.
Welcome to a nearly new Tri Pointe home with almost $100,000 in upgrades with a greenbelt-facing backyard. With 2,896 square feet, 5 bedrooms, 3 bathrooms, and an upstairs game room, this thoughtfully designed home offers plenty of space with the primary suite and a guest bedroom conveniently located on the main floor.Inside, a vaulted living room ceiling, curved staircase, and wide-plank
**Better than new!** Built in 2023 AND loaded with seller upgrades that add style, comfort and function. Welcome to 269 Star Mountain, a meticulously maintained and barely lived-in home where every single upgrade was chosen for pure functionality and everyday comfort. Moving past taste-specific cosmetic choices, this turn-key residence offers the high-value features modern buyers actually
Perched atop one of the most desirable locations in Dripping Springs, this exceptional modern estate combines luxury, privacy, and breathtaking Hill Country views on 1.5 acres. Just minutes from Dripping Springs, Whole Foods, premier shopping, dining, and entertainment, the property offers the tranquility of a Hill Country private retreat with unmatched convenience.Completed in 2023, the
Welcome to your own private stretch of the Pedernales River at this exceptional contemporary home, beautifully positioned on 1.15 acres in the heart of the Texas Hill Country. Offering approximately 100 feet of pristine river frontage in desirable Blanco County, this rare retreat combines sophisticated modern living with one of Central Texas' most spectacular natural settings. Just 30 miles west
Rare luxury estate on 8.32 private acres in an exclusive 8-lot enclave! This custom 5,911 sq ft home features 4 beds, 5.5 baths, 10'-12' ceilings, solid core doors, pier & beam construction, and a new metal roof. The main level offers an expansive great room with a stone fireplace, chef’s kitchen with custom cherry/maple cabinetry, double ovens, and an industrial fridge/freezer. Huge walk-in
Experience the ultimate lock-and-leave lifestyle in the gated community in sought-after Dripping Springs, where lawn care is included and low-maintenance living lets you spend more time enjoying life and less time maintaining it. This beautifully designed 3-bedroom, 2-bath home features an open-concept layout with soaring ceilings and abundant natural light, creating an inviting space for both
This meticulously maintained home perfectly situated in the highly sought-after community of Montebella in Dripping Springs can only be fully experienced in person. Nestled on a spacious 0.197-acre lot with large oaks, this magnificent two-story home offers 2,606 square feet of refined living space, creating a perfect blend of functionality and comfort. From the moment you arrive, the striking
Escape to your own private five-acre country paradise in the highly acclaimed Dripping Springs ISD, perfectly tailored for the modern hobby farmer, equestrian enthusiast, or active outdoor family. Tucked away from the road for ultimate privacy and entirely free from HOA restrictions on its side of the lane, this exceptional stone estate seamlessly balances rural tranquility with sophisticated
This well-maintained 2012 home sits on a 0.33-acre corner lot on one of the higher elevations in the Montebella subdivision. Relax on the second-story balcony and take in the gorgeous Hill Country views and peaceful sunsets. The layout is open and functional, with multiple living areas that work well for everyday living or entertaining. The kitchen features granite countertops, stainless steel
Amazing opportunity to own a meticulously maintained, almost-new free-standing home in the highly sought-after gated community of Arrowhead Ranch in Dripping Springs. Designed with both everyday living and entertaining in mind, this exceptional home features an open-concept floorplan where the chef's kitchen flows seamlessly into the spacious living room, highlighted by soaring vaulted ceilings,
Live Auction! Bidding to start from $1,295,000.00. Welcome to your ultimate Pedernales River retreat in 78620! This rare 6.68-acre Hill Country property is uniquely situated in Blanco County, offering an attractive 1.35% tax rate and potential for a beekeeping Ag Exemption. The surrounding communities offer a strong network of homeschool families and resources, with opportunities for co-ops,
Welcome to 1129 N Roger Hanks Pkwy, a beautifully designed two-story home offering 4 bedrooms, 3.5 bathrooms, and 2,642 square feet of thoughtfully planned living space. The light-filled interior features soaring ceilings, an open-concept living area, and stylish contemporary finishes throughout. The kitchen showcases a large center island, quartz countertops, stainless steel appliances, a gas
A charming 1925 country-style home featuring preserved original wood floors. The kitchen and bathrooms have been thoughtfully remodeled with a warm farmhouse aesthetic, and a cozy wood bringing fireplace adds to the home's rustic appeal. The property includes an additional adjoining one- acre lot filled with mature vegetation and native trees, offering exceptional privacy and potential for
Carolyn Vogel
Moreland Properties Land, Ranch & Hill Country Homes
$50K in upgrades. Best-priced single-story in Big Sky Ranch. This is the one.This immaculately maintained 3-bed, 2-bath home offers everything new construction promises — and everything it can't deliver. A fully built-out backyard with covered patio, custom paver walkway, hot tub (conveys), and privacy trees already growing in. Solar panels that start saving you money on day one. All of
Offering peaceful country living just 20 minutes from downtown Austin and 10 minutes to Dripping Springs, this home was built in 2018 and has 4-bedroom, 2.5-bath. With incredible natural light, white oak floors, custom cabinetry, flexible living spaces, and unobstructed south-facing views, this home is a must see!The chef’s kitchen is a standout, featuring a BlueStar Platinum 48-inch
Welcome to 704 Prairie Clover Drive, a beautifully upgraded Toll Brothers single-story home in the desirable Esperanza community. Situated on a private, level homesite on .8 acres, this beautiful 3,590-square-foot home offers 4 bedrooms, 4.5 bathrooms, a dedicated office and media room, a private ensuite bath for every bedroom, and a true single-story layout with no interior
Discover your new home at The Springs! Conveniently located 10 minutes from the heart of downtown Dripping Springs, our community offers numerous dining, shopping, and entertainment options right outside of your front door. Offering a variety of spacious 1, 2 and 3 bedroom apartment homes, we are the expert at combining quality and comfort, making the The Springs an ideal place to call home.
Welcome to this stunning brand-new home featuring high-end finishes and thoughtful design throughout. This spacious4-bedroom, 3.5-bathroom residence offers the perfect blend of comfort, style, and functionality. The main bedroomsuite is conveniently located downstairs, complete with a luxurious bathroom and walk-in closet. The open-conceptkitchen is a showstopper, with premium
Local Dripping Springs is nestled on over 8 acres of scenic Texas Hill Country, offering a retreat from the everyday with breathtaking views and thoughtfully designed spaces. This brand-new community provides seamless access to Hwy 290 and Ranch Road 12, placing you moments from the charm of downtown Dripping Springs and minutes to Austin in the coveted Dripping Springs ISD. Discover an inspired
Located in the heart of Dripping Springs, 821 Lone Peak Way offers the perfect blend of Hill Country charm and everyday convenience. Nestled in a walkable, family-friendly community with sidewalks, trails, and neighborhood amenities, residents enjoy quick access to local favorites, breweries, wineries, parks, and the Dripping Springs Youth Sports Complex. Just minutes from H-E-B, shopping,
Ask about our 10% discount for Preferred Employers!!Among the lush prairies and rolling hills of Texas Hill Country located in Dripping Springs. Come home to a peaceful community inspired by nature with rustic-chic interiors and an impeccable amenity package. Each pet-friendly apartment welcomes you with luxe details and convenient features throughout. Unwind in the privacy of your home or
Anthem Apartment Homes is a remarkable, inviting community capturing Texas hill country views and adventure right outside Dripping Springs, TX. Experience true luxury living with innovative amenities including electric car charging stations, a spin room and yoga room, two distinctive private conference rooms, and a rooftop sky lounge. Inside your home, you'll be delighted by out thoughtfully
Belterra Springs offers luxury 1, 2 and 3 bedroom apartments for rent in South Austin, TX. Inside your apartment you'll find granite countertops, walk-in closets, stainless steel appliances and more! Our gated community offers an array of amenities such as a fitness center, resort style pool, movie theater, and more! Call a member of our friendly leasing staff today to schedule a personal tour of
Live carefree every day in the heart of the Texas Hill Country. In Dripping Springs, coming home feels like a getaway — where wide-open skies, local charm, and modern comfort come together. This vibrant community offers the perfect balance of relaxation and adventure, surrounded by distilleries, boutique shopping, scenic trails, and a thriving food and music scene.With beautiful hill
Expand Your Life & Start Anew at The View at Belterra Breathe new light into your life by leasing an upscale one, two, or three bedroom apartment home in our Austin, Texas, community. Our modern, pet-friendly homes come complete with a collection of trendy community amenities and an inviting neighborhood in Hays County. A thriving community setting plus indulgent lifestyle spaces equals the prime
Lookout Apartments offers quiet, upscale and highly amenitized living for those seeking apartment homes with expansive floor plans and panoramic views of the rolling hills and night sky. With our commitment to authenticity, Lookout Apartments are designed with meticulous detail using natural wood, marble masonry and limestone textures to harmonize with the inherent elements of the surrounding
Nestled within the sought-after Belterra master planned community, discover your path to joy and wellness at our exquisite 55+ apartment community in Dripping Springs - Austin, TX. Here, we prioritize service and the art of effortless living. Select from our array of 1- and 2-bedroom floor plans, each designed with contemporary features, all while liberating you from the burdens of homeownership.
Henly is a blink-and-you’ll-miss-it type of town. Sparsely populated and with as many dirt roads as paved ones, this neighborhood's Texas Hill Country terrain is popular with campers and homeowners looking for rural living with lots of privacy. “There’s a couple of newer constructions, but it’s mostly multiple-acre ranches, some of which were built in the early 1900s,” says Ashley Tullis, a Realtor with Keller Williams Realty and proud native of the Hill Country. The long history of Henly is closely tied to that of its neighboring cities: Dripping Springs and Johnson City, where most folks head into town for everyday needs. But when they’re ready to retreat into the countryside, they’ll have plenty of room to relax. Adding to this area's appeal are outstanding schools and some local businesses that tend toward the distinct and boutique. Homes across Henly come in a variety of sizes and price points, but what they all share is a sense of seclusion. Houses are situated off rural country roads, with long dirt paths for driveways that place them far behind dense growths of trees. Lots start at just under 10 acres and can have as much as 30, meaning homeowners get plenty of room to spread out and use the land as they see fit. Some build custom homes from scratch, while others opt for established builds that start at $400,000 for a modest four-bedroom ranch-style house. The median price for the area is $1.1 million and can climb as high as $3.4 million for a hillside getaway with a rustic farmhouse feel. Families can send their kids to schools in the Dripping Springs Independent School District, which is ranked by Niche as the No. 2 best school district in the Austin area. Kids start at Walnut Springs Elementary and move up to Dripping Springs Middle, which each earn an A rating according to Niche. Dripping Springs High scores an A-plus and boasts an extensive course catalog, with elective pathways that include specialized fields such as veterinary medicine, welding and floral design. With its rugged Hill Country scenery and distance from the city, perfect for stargazers or anyone seeking some peace and quiet, Henly is a popular destination for lovers of the great outdoors. Campsites, RV parks and cabins are scattered across the countryside, not to mention the ever-popular wedding venues. But there’s plenty for locals of the area too, especially at Pedernales Falls State Park. Just north of the neighborhood is a sprawling 5,212-acre nature preserve along the Pedernales River. Miles of winding trails for hiking and horseback riding take parkgoers along the smooth limestone formations for swimming and sightseeing by the water, with rushing falls and hilltop outlooks. The park hosts daily events, from educational sessions to fishing trips with the park rangers. Henly has few businesses, and that’s just the way folks like it. Residents here appreciate the wide-open spaces and the accompanying quiet. “People come into Dripping Springs for their everyday needs, but also for the festivals and activities there, too,” Tullis says. An 8-mile drive along US Highway 290 takes folks right to the nearest grocery store at H-E-B. It’s located in a shopping center home to multiple other specialty services, retailers and local restaurants like Hill Country Ranch Pizzeria and Thunder Cloud Subs. Nearby Dripping Springs is also home to attractions like Dreamland, a quirky entertainment venue with mini-golf, pickleball leagues and weekly live music and movies. For a taste of Texas Hill Country vodka, try Dripping Springs Distilling’s small-batch spirits, or visit Texas Hill Country Olive Oil Company for a tour of its scenic orchards. Johnson City lies 17 miles to the northwest and is an attraction all on its own, known for being the hometown of 36th President Lyndon B. Johnson. The weekly art walk on Sunday evenings is worth the 20-minute trek, as is the dense cluster of breweries and wineries tucked behind quaint old storefronts. With US Highway 290 bordering Henly to the south, residents can make the 30-mile drive into Austin in 50 minutes. Or they can take a drip down south to San Antonio, just 66 miles or 1 hour and 10 minutes away.
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